3530 Damien #92 · La Verne, CA 91750

$170,000

2 bd · 2.0 ba · 1,000 sqft · Manufactured public records · 47 Days on market

Built 1983 $170/sqft · 8% above area Est $158k · 8% over

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• ARV discount +4.0/15.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE LOCATION IN THIS LOVELY SENIOR PARK IN NORTH LA VERNE. A GREAT VEIW OF THE MOUNTAINS FROM THE DINING ROOM WINDOW AND FRONT PORCH. HOME FACES NORTH. SOME DUAL PANE WINDOWS. CENTRAL AIR AND FORCED HEAT. KITCHEN HAS BUILT-INS/GAS STOVE TOP/REFRIGERATOR INCLUDED. BUILT-IN BREAKFAST BOOTH OFF KITCHEN. DINING ROOM HAS BUILT -IN CHINA HUTCH AND LARGE TROPICAL LOOKING CEILING FAN. LAUNDRY ROOM / WASHER AND DRYER INCLUDED. LONG HALL LEADS TO FIRST BEDROOM AND 3/4 BATH OF HALL. MASTER BEDROOM WITH BATH HAS OVAL SOAKER TUB. LARGE CLOSETS IN BOTH BEDROOMS. IN SIDE PAINT 2 YEARS AGO. NEWER OUTSIDE PAINT. LONG COVERED CARPORT AND 2 SHEDS. HOME DOES NEED NEW CARPET IN LIVING ROOM AND HALL. SELLER HAS RELOCATED.

Key facts

• Open floor plan
• Private bath
• Breakfast booth

Tags

• REMODELED GALLEY KITCHEN
• BREAKFAST BOOTH
• OPEN FLOOR PLAN
• BUILT-IN CHINA CABINET
• MIRRORED CLOSET DOORS
• PRIVATE BATH

Property features AI

Finance

• Other: Park name: The Fountains Mobile Home Park; Pets allowed with breed restrictions; Manager approval required for occupancy; Directions available from clubhouse to space 92
• Financial info: Land lease amount: monthly (current)
• HOA & community: Senior community; Dog park; Close to clubhouse; Land lease community (land lease payment applies)

Exterior

• Parking: Attached carport; Driveway; 2 parking spaces; 2 carport spaces; Private road with maintained surface; Park: The Fountains Mobile Home Park (manager approval required)
• Security: Street lighting
• Utilities: District / public water; Public sewer; Natural gas connected; Electricity connected; Standard electric service
• Home design: Mobile home (Commodore model); Double body type; One story; Entry level 1; Faces north; Mobile home remains; Has view
• Construction: Wood and block construction; Roll roof; Pier jacks foundation; Skirt of wood and block
• Exterior features: Front porch; Patio; In-ground community spa; In-ground community pool; Shed (1); Block wall fencing; Sprinkler system with timers; Landscaped; Down slope from street; Close to clubhouse; Front yard

Interior

• Kitchen: Remodeled kitchen; Granite counters; Gas cooktop; Gas oven; Range/stove hood; Dishwasher; Garbage disposal; Refrigerator; Vented exhaust fan; Tankless water heater
• Bedrooms: Main floor primary bedroom; Main floor bedroom
• Flooring: Carpet; Wood
• Bathrooms: One full bathroom; One three-quarter bathroom; Bathtub; Shower; Exhaust fan(s)
• Heating & cooling: Natural gas heating; Forced air / central furnace; Central cooling
• Interior features: Updated/remodeled interior; Granite counters; Blinds; No interior steps; One-level living; Front entry
• Laundry & utility: Inside laundry room; Washer included; Dryer included; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 3.0% in La Verne — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#110 in CA, #3,858 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, commute A; Watch: cost of living F, health & safety F.
• Bonita Unified (suburban): math 59% / reading 70% proficiency, ranked #151 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.4%/yr); 94 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 33% of the median local income ($104k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $59k; list at $170k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.67% ✓
• Cap rate: 13.82%
• Cash-on-cash: 26.88%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $157,642
• List price: $170,000
• Delta: 7.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3530 Damien Ave #142	0.00mi	2/2.0	960 (-4%)	2mo	$122,000	$127	92

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.81×
• Total profit: $38,558
• Equity at exit: $25,348

10-year hold

• IRR: 27.9%
• Equity multiple: 3.39×
• Total profit: $113,725
• Equity at exit: $14,698

Cash invested: $47,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 91750

• Rents YoY: 2.4%
• Active inventory: 94
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,837 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $1,066

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,184	-5% $1,125	+0% $1,066	+5% $1,007	+10% $949
Rent	-10% $842	-5% $954	+0% $1,066	+5% $1,178	+10% $1,290
Rate	-1.0pp $1,152	-0.5pp $1,109	base $1,066	+0.5pp $1,022	+1.0pp $977

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3807 Abbey Way La Verne, CA	3.0	2.0	1159	$3,150	$2.72	44d	1	0.59mi
834 Maria Ave Unit 834 La Verne, CA	2.0	1.5	1200	$2,700	$2.25	44d	1	0.63mi
836 Maria Ave Unit 836 La Verne, CA	2.0	1.5	1200	$2,675	$2.23	44d	1	0.63mi
1623 Heather Dr La Verne, CA	3.0	1.5	1121	$3,250	$2.90	19d	1	0.66mi
637 E Gaillard St San Dimas, CA	3.0	2.0	1324	$3,500	$2.64	44d	1	0.66mi
2411 Pattiglen Ave Unit 2409 La Verne, CA	2.0	2.0	960	$2,595	$2.70	18d	1	0.67mi
2409 Pattiglen Ave La Verne, CA	2.0	2.0	850	$2,595	$3.05	2d	1	0.68mi
1452 3rd St Unit 6 La Verne, CA	2.0	1.5	856	$2,100	$2.45	21d	1	0.75mi
3357 Butterfield Ave La Verne, CA	1.0	1.0	750	$1,850	$2.47	44d	1	0.76mi
1825 Foothill Blvd La Verne, CA	1.0–2.0	1.0–2.0	878	$2,861	$3.26	2d	15	0.78mi
205 N San Dimas Canyon Rd San Dimas, CA	2.0	1.0–2.5	994	$3,875	$3.90	2d	1	0.79mi
2132 Blossom Ln La Verne, CA	1.0–2.0	1.0	729	$2,380	$3.26	2d	3	0.79mi
2042 Evergreen St La Verne, CA	2.0	1.0	825	$2,150	$2.61	44d	1	0.92mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	44d	1	0.95mi
1886 Bonita Ave La Verne, CA	2.0	1.0	777	$2,895	$3.73	44d	1	0.95mi
2064 Evergreen St La Verne, CA	2.0	2.0	960	$2,400	$2.50	18d	1	0.95mi
923 Lotus Cir San Dimas, CA	2.0	2.0	1187	$3,200	$2.70	25d	1	0.97mi
325 S San Dimas Canyon Rd San Dimas, CA	4.0	1.0–2.0	1036	$2,465	$2.38	5d	1	0.99mi
477 E Bonita Ave San Dimas, CA	3.0	1.0	950	$2,325	$2.45	3d	1	1.03mi
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	16d	1	1.24mi
3836 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,500	$2.82	44d	1	1.26mi
2013 Walnut St Unit B La Verne, CA	2.0	1.0	900	$2,800	$3.11	44d	1	1.28mi
2366 Lomeli Ln La Verne, CA	2.0	1.0	836	$2,470	$2.95	44d	1	1.29mi
3816 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,300	$2.65	19d	1	1.31mi
2408 Pepper St La Verne, CA	2.0	1.0	836	$2,650	$3.17	25d	1	1.34mi
2429 College Ln La Verne, CA	2.0	1.0	836	$2,350	$2.81	44d	1	1.34mi
168 E Baseline Rd San Dimas, CA	3.0	2.5	1366	$3,000	$2.20	44d	1	1.35mi
203 Teague Dr San Dimas, CA	2.0	2.0	1180	$3,100	$2.63	8d	1	1.48mi
206 Teague Dr San Dimas, CA	2.0	3.0	1320	$3,500	$2.65	44d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $170,000 Active 47 DOM
2. 2026-06-17
   days on market $170,000 Active 46 DOM
3. 2026-06-16
   days on market $170,000 Active 45 DOM
4. 2026-06-15
   days on market $170,000 Active 44 DOM
5. 2026-06-13
   days on market $170,000 Active 42 DOM
6. 2026-06-13
   days on market $170,000 Active 41 DOM
7. 2026-06-09
   days on market $170,000 Active 38 DOM
8. 2026-06-08
   days on market $170,000 Active 37 DOM
9. 2026-06-07
   days on market $170,000 Active 36 DOM
10. 2026-06-04
    days on market $170,000 Active 33 DOM
11. 2026-06-03
    days on market $170,000 Active 32 DOM
12. 2026-06-02
    days on market $170,000 Active 31 DOM
13. 2026-06-01
    days on market $170,000 Active 30 DOM
14. 2026-05-31
    days on market $170,000 Active 29 DOM
15. 2026-05-02
    listed $170,000 Active 1547-char remark
16. 2017-02-16
    soldstatus $59,000 Closed Sale 710-char remark

    Show marketing remark (710 chars)

    NICE LOCATION IN THIS LOVELY SENIOR PARK IN NORTH LA VERNE. A GREAT VEIW OF THE MOUNTAINS FROM THE DINING ROOM WINDOW AND FRONT PORCH. HOME FACES NORTH. SOME DUAL PANE WINDOWS. CENTRAL AIR AND FORCED HEAT. KITCHEN HAS BUILT-INS/GAS STOVE TOP/REFRIGERATOR INCLUDED. BUILT-IN BREAKFAST BOOTH OFF KITCHEN. DINING ROOM HAS BUILT -IN CHINA HUTCH AND LARGE TROPICAL LOOKING CEILING FAN. LAUNDRY ROOM / WASHER AND DRYER INCLUDED. LONG HALL LEADS TO FIRST BEDROOM AND 3/4 BATH OF HALL. MASTER BEDROOM WITH BATH HAS OVAL SOAKER TUB. LARGE CLOSETS IN BOTH BEDROOMS. IN SIDE PAINT 2 YEARS AGO. NEWER OUTSIDE PAINT. LONG COVERED CARPORT AND 2 SHEDS. HOME DOES NEED NEW CARPET IN LIVING ROOM AND HALL. SELLER HAS RELOCATED.

17. 2017-01-22
    status Pending Sale 710-char remark

    Show marketing remark (710 chars)

    NICE LOCATION IN THIS LOVELY SENIOR PARK IN NORTH LA VERNE. A GREAT VEIW OF THE MOUNTAINS FROM THE DINING ROOM WINDOW AND FRONT PORCH. HOME FACES NORTH. SOME DUAL PANE WINDOWS. CENTRAL AIR AND FORCED HEAT. KITCHEN HAS BUILT-INS/GAS STOVE TOP/REFRIGERATOR INCLUDED. BUILT-IN BREAKFAST BOOTH OFF KITCHEN. DINING ROOM HAS BUILT -IN CHINA HUTCH AND LARGE TROPICAL LOOKING CEILING FAN. LAUNDRY ROOM / WASHER AND DRYER INCLUDED. LONG HALL LEADS TO FIRST BEDROOM AND 3/4 BATH OF HALL. MASTER BEDROOM WITH BATH HAS OVAL SOAKER TUB. LARGE CLOSETS IN BOTH BEDROOMS. IN SIDE PAINT 2 YEARS AGO. NEWER OUTSIDE PAINT. LONG COVERED CARPORT AND 2 SHEDS. HOME DOES NEED NEW CARPET IN LIVING ROOM AND HALL. SELLER HAS RELOCATED.

18. 2017-01-17
    listed $65,000 Active 710-char remark

    Show marketing remark (710 chars)

    NICE LOCATION IN THIS LOVELY SENIOR PARK IN NORTH LA VERNE. A GREAT VEIW OF THE MOUNTAINS FROM THE DINING ROOM WINDOW AND FRONT PORCH. HOME FACES NORTH. SOME DUAL PANE WINDOWS. CENTRAL AIR AND FORCED HEAT. KITCHEN HAS BUILT-INS/GAS STOVE TOP/REFRIGERATOR INCLUDED. BUILT-IN BREAKFAST BOOTH OFF KITCHEN. DINING ROOM HAS BUILT -IN CHINA HUTCH AND LARGE TROPICAL LOOKING CEILING FAN. LAUNDRY ROOM / WASHER AND DRYER INCLUDED. LONG HALL LEADS TO FIRST BEDROOM AND 3/4 BATH OF HALL. MASTER BEDROOM WITH BATH HAS OVAL SOAKER TUB. LARGE CLOSETS IN BOTH BEDROOMS. IN SIDE PAINT 2 YEARS AGO. NEWER OUTSIDE PAINT. LONG COVERED CARPORT AND 2 SHEDS. HOME DOES NEED NEW CARPET IN LIVING ROOM AND HALL. SELLER HAS RELOCATED.

19. 2014-06-13
    soldstatus $50,000 Closed
20. 2014-05-21
    status Pending
21. 2014-05-06
    listed $50,000 Active
22. 2002-11-25
    historical
23. 2002-09-30
    historical
24. 2002-07-24
    listed $79,000
25. 2002-05-30
    listed $49,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 17 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,041
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,723
• − Management: −$2,723
• − Depreciation: −$4,945
• Taxable income: $10,726
• Est. tax owed @ 24.0%: −$2,574
• After-tax cash flow: $10,220/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Bonita Unified
• NCES district ID: 0605610
• Math proficiency: 59% ▲ 3.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $76,196
• Composite: 58.71/100
• National rank: #2001
• State rank: #151 of 1400 in CA

Livability — La Verne

• Score: 75/100
• State rank: #110
• US rank: #3858

Category grades

Amenities A+ Commute A Cost of living F Crime C+ Employment A+ Housing C+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Verne, CA
• County: Los Angeles County · 9,444,647 people
• City population: 32,692
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 32,692
• Household income: $104,195
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 872.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 44% Hispanic / Latino 36% Two or more races 20% Asian 10% Black 4%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Chinese 3% Other Indo-European 3%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -729.79%
• Current HPI: 373.7761
• Rent YoY: ▲ 2.35%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+243.4% since first listed

11 events — show timeline

• 2026-05-02 Listed $170,000 CRMLS
• 2017-02-16 Sold (MLS) $59,000 CRMLS
• 2017-01-22 Pending — CRMLS
• 2017-01-17 Listed $65,000 CRMLS
• 2014-06-13 Sold (MLS) $50,000 CRMLS
• 2014-05-21 Pending — CRMLS
• 2014-05-06 Listed $50,000 CRMLS
• 2002-11-25 Listing Removed — CRMLS
• 2002-09-30 Listing Removed — CRMLS
• 2002-07-24 Listed $79,000 CRMLS
• 2002-05-30 Listed $49,500 CRMLS

Property tax history

-8.0%/yr

Latest (2025): $306 · -8.0% YoY. Source: county tax records.